01
Size premium · inverted
Singapore Market Note
Updated this quarter
3 Things You Need to Know Right Now.
Critical insights happening in the Singapore property market that every buyer needs to understand before making a move.
The premium that used to decide everything
S$ per sq ft · new launch
$2,500psf
CCR · entry
$3,300psf
OCR · high
$2,000
$3,500
CCR · entry
$2,500psf
OCR · high
$3,300psf
$2,000$3,500
Prime district entry prices now start below the top of the suburbs. The gap buyers spent years avoiding has quietly inverted.
−$800 psf / CCR vs OCR highBuying or selling a property isn't just about finding the right home — or getting the highest price. Especially when you've spent years building your home, your wealth, and your family's future.
At some point, the question becomes:
“Is this property still the right one for me?”
Should I hold?
Should I sell and unlock the capital?
Should I downsize and redirect the difference?
Or, if I'm investing, is there actually a better opportunity elsewhere?
What's Happening in the Property Market Right Now
Because in Singapore's property market, a decision that looks good today can have very different consequences three, five, or ten years from now.
02
Up to $3,300 psf
OCR Prices Have Hit New Highs
03
From $2,500 psf
CCR Is Becoming Increasingly Attractive
The Biggest Units Are Selling at the Highest PSF
Did you know that in today's market, the biggest units are sometimes selling at the highest PSF? That wasn't how property used to work. Traditionally, the bigger the unit, the lower the PSF buyers paid.
Why is this happening?
Because family-sized homes have become scarce. Developers are building fewer large units, while demand from upgraders and multi-generational families remains strong. This means that as compared to last time, larger homes are now more expensive.
If you are planning to upgrade to a larger home, new ones might not be it. The premium for space may continue to widen over time.
How it used to work
1BR2BR3BR4BR
Many launches today
1BR2BR3BR4BR
Rethinking the CCR Premium
The tabooCCR is expensive.
The tabooSome come with weird layouts.
The tabooPrices don't move as much because of investor nature.
For many years, we all ruled out CCR because the gap between OCR and CCR has always been very wide.
But what if there are options in the Central Region at $2,500 psf, while the Outside Central Region has already done $3,300 psf?
It seems like you are paying a surprisingly small premium to be in a prime district, with some projects offering decent layouts for own stay.
Before you commit to an OCR project, look at the price point that you are entering today versus what is in the market.
Real Outcomes, Real Returns
Case 01
$300KProfit in 3 years
District 15 · same-district upgrade
District 15 · same-district upgrade
Strategic Upgrade Within the Same District (D15)
In 2016, I helped a client purchase a 2-bedroom unit in District 15. As his family plans evolved and the need to upgrade became clearer, we identified the right next move — one that aligned with his budget without over-leveraging, and prioritised proximity to good schools.
We timed the sale decisively and sold it without viewing, achieving $300,000 in profit over 3 years. The proceeds were reinvested into a 3-bedroom + study unit within the same district, secured at an attractive PSF and a facing that continues to enjoy strong tenant and buyer demand.
Today, a similar 3-bedroom unit in the same development is transacting at over $250 PSF higher, translating into significant paper gains.
Case 02
HighestGross profit in the development
Aljunied · freehold 2-bedroom
Aljunied · freehold 2-bedroom
Value Asset Building Through Strategic Entry & Exit
Another client purchased a freehold 2-bedroom, 1-bath unit in Aljunied, with the long-term objective of upgrading to a larger home. At the point of exit, market conditions were challenging: over 30 competing units within the same development, some listings priced below our asking price, and many units unsold for over a year.
By anchoring decisions to a value-driven framework, we positioned the property correctly and achieved the highest gross profit in the entire development.
On the re-entry, we secured a new purchase that was approximately $150 PSF undervalued compared to neighbouring transactions completed in the same month — creating immediate paper gains upon purchase.
Trusted by Families to Make the Right Move
“
Claire thinks about her customers first. We were well taken care of and guided at every step of the process when selling our HDB for the first time and purchasing our first private property too! She accommodated us readily when we requested to delay the selling timeline so that we could manage our move better, allowing us to plan logistics and save money even though it cost her time and money too.
Claire also patiently and diligently helped us to find our dream home, advising on how to plan finances in a clear and easy to understand way. She accompanied us through the many visits to launch events, helping us to make an informed decision. When the time came to purchase she leveraged her network to help us secure our unit of choice while giving us time to set finances up. No regrets working with Claire! 100% recommend.
J & AFirst-time private property buyers
“
The move to upgrade from a HDB to buy two properties under both of me and my spouse's names was a tough one. We had to ensure that we had sufficient income and funds to be able to secure two properties safely.
With Claire's proper framework, we managed to secure one for own-stay in the district close to our family, and the other, a resale EC that eventually reaped returns of 500K over 4 years — all without the stress of not being able to rent out or to sell, because both the rental and the sale were secured in a short period of time. Today, the property that we bought for own-stay is still running on a 25% capital gain! All of these will eventually be able to serve us well in our retirement and we are so thankful. Thank you for guiding us through — we truly appreciate it.
K & JHDB upgraders, dual-property portfolio
Your Trusted Partner in Every Move
With over 15 years guiding families through Singapore's property market, Claire pairs deep market data with a genuine commitment to her clients' long-term goals.
Whether you are buying your first home, upgrading, or building a property portfolio, she brings a clear, value-driven framework to help you make confident, well-informed decisions.
15+Years in the market
Top 1%In PropNex
Asset ProgressionSpecialist
I'm Claire Loh.
I've spent more than 15 years helping families and investors navigate Singapore's property market — from buying their first home, to upgrading, selling, and building their property portfolios.
And over the years, I've realised something:
The best property decisions don't start with, “What property should I buy?”
They start with: “What am I trying to achieve?”
Because a good property decision isn't just about making money on paper. It's about making sure the decision is financially comfortable, strategically sound, and that you have a clear exit plan. That's particularly important when you're dealing with a significant part of your wealth.
I don't believe in buying property simply because the market is moving, or because someone tells you it's a “good deal.” I want you to understand why you're making the move.
If you're a homeowner
I'll help you look at what your property is doing for you — and whether it's still aligned with where you are in life.
If you're an investor
I'll help you look at the numbers, the opportunity cost, the risks, and the potential exit — not just the headline returns.
And throughout the process, you'll know what we're doing, why we're doing it, and what your options are.
Because sometimes, the smartest property decision isn't to buy.
Sometimes, it's to hold.
Sometimes, it's to sell.
And sometimes, it's simply to wait.
You don't need to have all the answers before you start. You just need the right questions.
And ultimately, it's your move.
I'm just here to help you make it a good one.
Claire Loh
Make Your Next Move With Confidence
Share a few details and I'll personally reach out to guide you through your property journey.
- Call+65 9129 8431
- WhatsApp+65 9129 8431Opens a chat
- Emailclaire@example.com